3417 19th St SW · Lehigh Acres, FL 33976

$235,900

5 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 56 Days on market

Built 1986 0.25 ac lot Est $335k · 30% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

4 bedroom 3 bathroom home with a detached 2 car garage. Home features an open kitchen with updated cabinets and counter tops. The master bathroom includes a separate jacuzzi tub and shower with dual sinks and plenty of counter top and cabinet space. There is on open porch area over looking the quiet neighborhood. We have multiple offer and the seller will review offers after 10 days of MLS exposure.

Key facts

• Ample cabinetry
• Dual vanities
• Soaking tub

Tags

• OPEN LIVING AREA
• GRANITE COUNTERTOPS
• AMPLE CABINETRY
• PRIMARY SUITE
• DUAL VANITIES
• SOAKING TUB

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 137 x 80 x 137; Zoning: RS-1
• HOA & community: No association fee; Non-gated community

Exterior

• Parking: Detached carport; 2 covered carport spaces
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Entry level: 1; Faces north; Resale property
• Construction: Wood frame construction; Shingle roof; Built on a foundation (standard)
• Exterior features: Patio; Lanai; Porch; Screened patio/porch; Rectangular lot; South exposures

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Bedrooms: Split bedroom floor plan; Screened porch listed as a room type
• Flooring: Laminate; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Bathtub; Jetted tub; Living/dining room; Pantry; Separate shower; Bar; Walk-in closet(s); Split bedrooms; Double-hung windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (4.8% below list).
• Recommended offer: $225k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.5%/yr); 786 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $236k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,515 (4.8% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $335,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3501 19th St SW	0.04mi	4/2.0 (-1)	1,667 (+4%)	14mo	$350,000	$210	74
3508 12th St SW	0.56mi	4/2.0 (-1)	1,600 (+0%)	2mo	$290,000	$181	67
3315 21st St SW	0.22mi	4/3.0 (-1)	1,694 (+6%)	14mo	$395,000	$233	59
3503 14th St SW	0.40mi	4/2.0 (-1)	1,426 (-11%)	14mo	$303,160	$213	47
3605 11th St SW	0.61mi	4/2.0 (-1)	1,650 (+3%)	23mo	$344,990	$209	42
3506 28th St SW	0.55mi	4/2.0 (-1)	1,824 (+14%)	4mo	$289,097	$158	42
3608 21st St SW	0.28mi	4/2.0 (-1)	1,810 (+13%)	22mo	$329,990	$182	42
3810 21st St SW	0.64mi	4/2.0 (-1)	1,532 (-4%)	23mo	$365,000	$238	39
3317 30th St SW	0.69mi	4/2.0 (-1)	1,698 (+6%)	18mo	$270,000	$159	38
3400 12th St SW	0.52mi	4/2.0 (-1)	1,426 (-11%)	21mo	$322,900	$226	35
2200 Loraine Ave S	0.68mi	4/3.0 (-1)	1,735 (+9%)	14mo	$415,000	$239	33
3406 28th St SW	0.52mi	4/2.0 (-1)	1,810 (+13%)	19mo	$328,990	$182	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 3.00×
• Total profit: $132,426
• Equity at exit: $212,517

10-year hold

• IRR: 21.6%
• Equity multiple: 6.60×
• Total profit: $369,969
• Equity at exit: $458,302

Cash invested: $66,052 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33976

• Home prices YoY: 6.8%
• Rents YoY: -1.5%
• Active inventory: 786
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,237
• Tax from tax record: −$273 /mo · $3,280/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $165

Break-even live

Break-even rent $2,036

Max offer price $235,900

Occupancy floor 88%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 26th St SW Lehigh Acres, FL	4.0	3.0	2030	$2,300	$1.13	16d	1	0.41mi
3714 17th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,890	$1.03	24d	1	0.48mi
3702 14th St SW Lehigh Acres, FL	4.0	2.0	1472	$1,995	$1.36	24d	1	0.56mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1385	$1,850	$1.34	21d	1	0.64mi
3408 10th St SW Lehigh Acres, FL	4.0	2.0	1920	$1,750	$0.91	14d	1	0.64mi
3201 28th St Lehigh Acres, FL	4.0	2.0	1389	$2,000	$1.44	3d	1	0.68mi
3201 29th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,950	$1.06	3d	1	0.73mi
3417 7th St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	10d	1	0.79mi
3008 25th St SW Lehigh Acres, FL	4.0	2.0	1565	$1,711	$1.09	21d	1	0.82mi
3316 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.95mi
3314 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.95mi
3312 35th St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.95mi
3801 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.98mi
3803 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	0.99mi
3805 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.00mi
3807 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.00mi
3809 33rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.01mi
3419 36th St Lehigh Acres, FL	4.0	2.0	1920	$1,850	$0.96	24d	1	1.03mi
3820 7th St SW Lehigh Acres, FL	4.0	2.0	1841	$2,500	$1.36	12d	1	1.11mi
4203 23rd St SW Lehigh Acres, FL	4.0	2.0	1833	$1,850	$1.01	19d	1	1.19mi
3820 3rd St SW Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	24d	1	1.30mi
2708 27th St SW Lehigh Acres, FL	4.0	2.0	1698	$2,280	$1.34	3d	1	1.32mi
2710 28th St SW Lehigh Acres, FL	4.0	2.0	1742	$2,450	$1.41	24d	1	1.33mi

Listing history 11 events

1. 2026-05-06
   price $235,900
2. 2026-05-06
   status Active
3. 2026-05-04
   historical
4. 2026-04-13
   price $249,900
5. 2026-04-02
   listed $255,900 Active
6. 2016-01-14
   price $64,500 403-char remark

   Show marketing remark (403 chars)

   4 bedroom 3 bathroom home with a detached 2 car garage. Home features an open kitchen with updated cabinets and counter tops. The master bathroom includes a separate jacuzzi tub and shower with dual sinks and plenty of counter top and cabinet space. There is on open porch area over looking the quiet neighborhood. We have multiple offer and the seller will review offers after 10 days of MLS exposure.

7. 2016-01-14
   price $65,100 403-char remark

   Show marketing remark (403 chars)

   4 bedroom 3 bathroom home with a detached 2 car garage. Home features an open kitchen with updated cabinets and counter tops. The master bathroom includes a separate jacuzzi tub and shower with dual sinks and plenty of counter top and cabinet space. There is on open porch area over looking the quiet neighborhood. We have multiple offer and the seller will review offers after 10 days of MLS exposure.

8. 2016-01-14
   soldstatus $65,100 Sold 403-char remark

   Show marketing remark (403 chars)

   4 bedroom 3 bathroom home with a detached 2 car garage. Home features an open kitchen with updated cabinets and counter tops. The master bathroom includes a separate jacuzzi tub and shower with dual sinks and plenty of counter top and cabinet space. There is on open porch area over looking the quiet neighborhood. We have multiple offer and the seller will review offers after 10 days of MLS exposure.

9. 2015-12-22
   status Pending 403-char remark

   Show marketing remark (403 chars)

   4 bedroom 3 bathroom home with a detached 2 car garage. Home features an open kitchen with updated cabinets and counter tops. The master bathroom includes a separate jacuzzi tub and shower with dual sinks and plenty of counter top and cabinet space. There is on open porch area over looking the quiet neighborhood. We have multiple offer and the seller will review offers after 10 days of MLS exposure.

10. 2015-12-02
    listed $64,500 Active 403-char remark

    Show marketing remark (403 chars)

    4 bedroom 3 bathroom home with a detached 2 car garage. Home features an open kitchen with updated cabinets and counter tops. The master bathroom includes a separate jacuzzi tub and shower with dual sinks and plenty of counter top and cabinet space. There is on open porch area over looking the quiet neighborhood. We have multiple offer and the seller will review offers after 10 days of MLS exposure.

11. 1997-03-25
    soldstatus $71,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,280 · $273/mo
• Projected year-2 tax: $3,280 · $273/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,942
• − Mortgage interest: −$13,214
• − Property taxes: −$3,280
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$6,863
• Taxable loss: −$1,905
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $2,437/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 20,277
• Household income: $72,679
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 574.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 30% White 24% Black 20% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 8% Cuban 18% Dominican 4%
• Common ancestry: Hispanic 8% Slovak 1% Lithuanian 1%
• Foreign-born: 35% · Canada, Jamaica, Vietnam
• Languages at home: 46% English-only · Spanish 43% French/Haitian/Cajun 8% Vietnamese 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.77%
• Current HPI: 340.4255
• Rent YoY: ▼ -1.54%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+232.3% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $235,900 FORTMLS
• 2026-05-06 Relisted — FORTMLS
• 2026-05-04 Listing Removed — FORTMLS
• 2026-04-13 Price Changed $249,900 FORTMLS
• 2026-04-02 Listed $255,900 FORTMLS
• 2016-01-14 Price Changed $64,500 FORTMLS
• 2016-01-14 Price Changed $65,100 FORTMLS
• 2016-01-14 Sold (MLS) $65,100 FORTMLS
• 2015-12-22 Pending — FORTMLS
• 2015-12-02 Listed $64,500 FORTMLS
• 1997-03-25 Sold (Public Records) $71,000 Public Records

Property tax history

+21.6%/yr

Latest (2025): $3,280 · +4.8% YoY. Source: county tax records.